Cracked render

[nighttrain123]

Any thoughts on this? The surveyor said it's just cracked render, not structural, and is a cause of a little damp under the upstairs window. Long term the render would need hacking off and replacing. I'm a bit of a worrier but what's the worse the brick work could look like? Other terraces in the row with naked brick look decent enough.

The property has modern PVC windows and it looks like at some point the masonry sills were either shaved down or removed (not sure why? Got slightly shorter or longer windows cheap?). The masonry lintel is hiding under the render I believe. Next door is also rendered but retains original sills and the lintel is painted only, with render not covering it.

If the sills were removed it would look rather unsightly I'm guessing with later brickwork filing in the space? So if the render would need to back on to stop an eyesore. The surveyor said use a polymer but this is some time off if it happens. I understand sand-cement a poor choice for sold brick walls although once was all the rage.

Another terrace in row with naked brickwork and original masonry.

The adjacent property, rendered but with lintel painted and original sill.

 

[MatthewC]

The state of the brickwork will depend on how well (or badly) the render was applied - you might just have some very poor brickwork underneath by the time you have finished removal. Is it your intention to repair the render or completely remove it?

I would imagine that the lack of a decent window cill may be the cause of the damp under your window. Does water drop off the lip of the little cill you have, or does it run back to the wall? If the latter, then a small modification of adding a drip-inducing edge may fix the cause. I'd try that before doing major jobs!

The masonry lintel is hiding under the render I believe.

I reckon you can just see the original lintel above your upstairs window in your last photo - there has to be a lintel and no one would remove one just for fun!

 

[JoceAndChris]

Cement render can ruin brick work. It's unusual to be able to strip a building of its old render and have it naked - you might get away with it if th render is thin and poorly adhered but if that were the case I suspect it would have fallen off more than it has.

This was our extension - 1930s brick with 1930s thick concrete type render

Renders and stuccoes were applied to older buildings for good reasons - to cover changes and flaws, damage and less than perfect facades, and to create a formal appearance to rustic materials. To strip them off is often architecturally and aesthetically inappropriate, sorry

 

[plasticpigeon]

And for bad reason: because poor modifications had been carried out and needed to be hidden, or the builders conned the home owner into doing it. If you're lucky and you can get it off without too muchy damage that is a bonus and you'll have the option of replacing the sill and repointing. If not re redering would be the best option.

 

[88v8]

Those vertical cracks between window head and foot suggest a (minor) structural movement. I suspect they should be built out with new brickwork if they are not to reappear through the render.

The typical loss of visual integrity in a terrace is sad. Everyone does their own thing for good or ill or ignorance.

Like your door though.

Ivor

 

[Hobden]

Does rendering a building need building regs? If not, why not! People might then be saved from making a horrible mistake. I think. Is cement render always bad on a solid-walled building? Still waiting for the book recommended by Joce to turn up so I can read up on this sort of stuff ...

 

[nighttrain123]

Cement render can ruin brick work. It's unusual to be able to strip a building of its old render and have it naked - you might get away with it if th render is thin and poorly adhered but if that were the case I suspect it would have fallen off more than it has.

Renders and stuccoes were applied to older buildings for good reasons - to cover changes and flaws, damage and less than perfect facades, and to create a formal appearance to rustic materials. To strip them off is often architecturally and aesthetically inappropriate, sorry

Yes I would expect it to need rendering again. I've been told some damage to brickwork is expected but I was thinking more scuffing and scratches than rotten brick like that pic.

 

[nighttrain123]

The state of the brickwork will depend on how well (or badly) the render was applied - you might just have some very poor brickwork underneath by the time you have finished removal. Is it your intention to repair the render or completely remove it?

I would imagine that the lack of a decent window cill may be the cause of the damp under your window. Does water drop off the lip of the little cill you have, or does it run back to the wall? If the latter, then a small modification of adding a drip-inducing edge may fix the cause. I'd try that before doing major jobs!

The masonry lintel is hiding under the render I believe.

I reckon you can just see the original lintel above your upstairs window in your last photo - there has to be a lintel and no one would remove one just for fun!

Yes the outline of the top lintel can just been seen through paint and render. I'd be pretty sure the lower one is just behind a thin layer or the stuff.

How feasible is patching the cracks up and repainting? Maybe with a cill drip?

 

[paulc]

Does rendering a building need building regs? If not, why not! People might then be saved from making a horrible mistake.

https://www.planningportal.co.uk/info/200130/common_projects/18/external_walls/2

Where 25 per cent or more of an external wall is re-rendered, re-clad, re-plastered or re-lined internally or where 25 per cent or more of the external leaf of a wall is rebuilt, the regulations would normally apply and the thermal insulation would normally have to be improved.

Rendering the exterior of a property that hasn't been done would change the appearance of the building - Depending on the locality (i.e. Conversation area) and interpretation of the regs by the local building control dept., consent may be required.

 

[Hobden]

https://www.planningportal.co.uk/info/200130/common_projects/18/external_walls/2

Where 25 per cent or more of an external wall is re-rendered, re-clad, re-plastered or re-lined internally or where 25 per cent or more of the external leaf of a wall is rebuilt, the regulations would normally apply and the thermal insulation would normally have to be improved.

Hmm, is this a "gotcha" to force people into insulating things to death in order to meet government targets? I was reading somewhere, yesterday, that cavity wall insulation is the next big "scandal".

I wonder if they'd reject cement rendering on a solid-walled building?

 

[nighttrain123]

https://www.planningportal.co.uk/info/200130/common_projects/18/external_walls/2

Where 25 per cent or more of an external wall is re-rendered, re-clad, re-plastered or re-lined internally or where 25 per cent or more of the external leaf of a wall is rebuilt, the regulations would normally apply and the thermal insulation would normally have to be improved.

Hmm, is this a "gotcha" to force people into insulating things to death in order to meet government targets? I was reading somewhere, yesterday, that cavity wall insulation is the next big "scandal".

I wonder if they'd reject cement rendering on a solid-walled building?

How do you improve the insulation in a solid wall? Does this apply to solid walls?

 

[paulc]

Hmm, is this a "gotcha" to force people into insulating things to death in order to meet government targets?

I believe it was introduced in the 2006 rewrite of the building regs for the sole purpose of meeting the gov.targets - It gives me a (minor) headache when it comes to rerendering my house. But I'll do a small section at a time under the guise of "repairs" and insulate internally as & when I renovate each room.

A few properties in my area of a similar build have had external wall insulation fitted - It looks absolutely horrible (being polite) and out of keeping with neighbouring properties. But as the council have deemed the area to be "of no architectural significance", these things will continue.

 

[nighttrain123]

Hmm, is this a "gotcha" to force people into insulating things to death in order to meet government targets?

I believe it was introduced in the 2006 rewrite of the building regs for the sole purpose of meeting the gov.targets - It gives me a (minor) headache when it comes to rerendering my house. But I'll do a small section at a time under the guise of "repairs" and insulate internally as & when I renovate each room.

A few properties in my area of a similar build have had external wall insulation fitted - It looks absolutely horrible (being polite) and out of keeping with neighbouring properties. But as the council have deemed the area to be "of no architectural significance", these things will continue.

So this means almost certainly that if I hack off and re-render, I have to also add some ugly thermal cladding to the walls, which will look ridiculous and cost a fortune? Assuming the council can't be persuaded to allow just a normal render for some aesthetic or conservation purposes?

If that's true a repair and paint is looking more attractive.

 

[plasticpigeon]

I don't think most people care about planning or regs, least not where I live. It resembles a shanty town more and more with each passing year.